Does it get taxed like income or does it get hit with the 40% that short term investments do.2.  

You could also have the PG be reduced until eliminated completely once certain metrics have been hit with the property.These days I do not do a deal unless I get MY terms.

And we keep hitting the same road blocks, the purchase price of the property is to cheap, we don't want enough money.

They Don't work miracles like turning 2 mos into 1 mo. but can make sure everything is done right the first time so you don't hit any snags / surprises were 2 mos. turns into more.

Hit it hard!

Then they'll ride that price, and so on, until they hit the magic number and get it sold.  

@Greg W.Minimum 25% return on capital (I try to find equity plays in rentals to hit this goal), no war zones and I prefer the properties to be 1950's+

Thank you for your input as a rookie getting into this you say not having to deal with headaches but in reality a vacant apartment is still a headache and a pm who is dishonest and constantly hitting u with inflated repair cost is a headache so even with a pm thier are still headaches.. but I thank you for your input I very much appreciate the education u guys and girls are giving me.

PhilIn my Southern California market, mainly Riverside and Orange County there is typically a 20 to 40% spread in the high to low comp's specially among areas that were hit hardest by distressed property sales.  

That's what pays off.Any serious mechanical (elect, A/C heat, plumbing etc) or unforeseen major structural that I can't do well, safely or efficiently I hire lic contractors.